5450 BEE CAVE RD A TX 78746
| Owner | COMANCHE A S H THREE LLC - |
|---|---|
| Parcel ID | 0115210431 |
| Short ID | 473739 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 1,250 SF |
| Land SF | 7,276 SF |
| Acres | 0.167 |
| Year Built | 1980 |
| Legal | UNT 4&5 BLD A RED BUD OFFICE PARK PLUS 8.4744% INT IN COMMON AREA |
| Neighborhood | 23ENS03 |
| Land | $145,520 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $145,520 |
| Improvement | $239,027 |
|---|---|
| Total Improvement | $239,027 |
| Market | $384,547 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $384,547 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $384,547 |
| Taxable Value | $384,547 |
|---|
Appreciation: Market value has risen +44.7% from $265,729 (2021) to $384,547 (2025), a CAGR of 9.7% over 4 years. This is strong appreciation — well above typical inflation. Growth has been fairly evenly spread across these years rather than concentrated in one jump. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 6 taxing entities is 1.6379% in 2025 (-0.0111% vs 2024 — rates decreased ). At the current taxable value, estimated annual taxes are $6,298. Eanes ISD is the largest single contributor, at 50.8% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 38% of market value ($145,520 land vs $239,027 improvements), about $20/SF of land. Most value sits in the improvements, so building condition, age (~46 yrs), and rent roll drive the underwriting.
Submarket Position: At $384,547, this parcel sits in the bottom quartile (<25th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +9.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $610,362 by 2030, with an estimated annual tax burden around $9,015. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
5 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 2ND | 2nd Floor | 1,250 SF | ✓ |
| 591 | MASONRY TRIM SF | 495 SF | ✗ |
| 511 | DECK | 136 SF | ✗ |
| 091 | HVAC COMMRCL TON | 2 SF | ✗ |
| 521 | FIREPLACE | 1 SF | ✓ |
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IEA Eanes ISD | 1.0608% | 1.0046% | 0.8880% | 0.8855% | 0.8322% | -0.0533% | $3,200.20 | $3,200.20 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,445.30 | $1,445.30 | Paid |
| CWH City of West Lake Hills | 0.0786% | 0.1504% | 0.1786% | 0.1786% | 0.1768% | -0.0018% | $679.81 | $679.81 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $453.85 | $453.85 | Paid |
| E09 Travis County ESD # 09 | 0.0807% | 0.0726% | 0.0735% | 0.0710% | 0.0758% | +0.0048% | $291.49 | $291.49 | Paid |
| W10 WCID # 10 | 0.0773% | 0.0675% | 0.0634% | 0.0614% | 0.0592% | -0.0022% | $227.65 | $227.65 | Paid |
| Combined Rate | 1.7666% | 1.7120% | 1.6088% | 1.6489% | 1.6379% | -0.0111% | $6,298.30 | $6,298.30 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $384,547 | $384,547 | +0.0% |
| Assessed Value | $384,547 | $384,547 | +0.0% |
| Land Value | $145,520 | $145,520 | +0.0% |
| Improvement Value | $239,027 | $239,027 | +0.0% |
| Taxable Value | $384,547 | $384,547 | +0.0% |
| Total Tax 2026 = estimate |
~$6,298
Estimated
|
~$6,298
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $426,353 | $384,547 | -41,806 (-9.8%) |
| Taxable Value | $426,353 | $384,547 | -41,806 (-9.8%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $384,547 | $145,520 | $239,027 | — | $384,547 | $384,547 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $384,547 | $145,520 | $239,027 | — | $384,547 | $384,547 | ~$6,298 | Partial |
| 2024 | $320,900 | — | — | −$175,380 | $145,520 | $— | $6,350 | Verified |
| 2023 | $273,000 | — | — | −$127,480 | $145,520 | $— | $5,163 | Verified |
| 2022 | $265,800 | — | — | −$120,280 | $145,520 | $— | $4,674 | Verified |
| 2021 | $265,729 | — | — | −$120,209 | $145,520 | $— | $4,696 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +10.9% | +10.9% | ~100% | Not available | Partial |
| 2025 | -0.7% | -0.1% | ~100% | Not available | Partial |
| 2024 | +9.8% | +9.2% | 99.4% | 1.6400% | Verified |
| 2023 | +29.2% | +29.2% | ~100% | 1.4600% | Verified |
| 2022 | +2.7% | +2.7% | ~100% | 1.7100% | Verified |
| 2021 | base year | — | ~100% | 1.7700% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +44.7% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +0.0% | +8.0% | +9.7% | +19.8% | 2025 | +0.0% | 2022 |
| Assessment Ratio | 100.0% | 68.0% | — | 100.0% | 2025 | 45.3% | 2024 |
| Effective Tax Rate (2025) | 1.6400% | 1.6400% | — | 1.6400% | 2025 | 1.6400% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,298 | $5,436 | ~$7,857 | $6,350 | 2024 | $4,674 | 2022 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$421,771 | ~$421,771 | ~1.6057% | ~$6,772 | +9.7% |
| 2027 | ~$462,599 | ~$462,599 | ~1.5735% | ~$7,279 | +20.3% |
| 2028 | ~$507,379 | ~$507,379 | ~1.5413% | ~$7,820 | +31.9% |
| 2029 | ~$556,493 | ~$556,493 | ~1.5091% | ~$8,398 | +44.7% |
| 2030 | ~$610,362 | ~$610,362 | ~1.4769% | ~$9,015 | +58.7% |
| 2026 | ~$414,080 | ~$414,080 | ~1.6379% | ~$6,782 | +7.7% |
| 2027 | ~$445,882 | ~$445,882 | ~1.6379% | ~$7,303 | +15.9% |
| 2028 | ~$480,126 | ~$480,126 | ~1.6379% | ~$7,864 | +24.9% |
| 2029 | ~$517,000 | ~$517,000 | ~1.6379% | ~$8,468 | +34.4% |
| 2030 | ~$556,706 | ~$556,706 | ~1.6379% | ~$9,118 | +44.8% |
| 2026 | ~$429,462 | ~$423,002 | ~1.5896% | ~$6,724 | +11.7% |
| 2027 | ~$479,624 | ~$465,302 | ~1.5413% | ~$7,172 | +24.7% |
| 2028 | ~$535,644 | ~$511,832 | ~1.4930% | ~$7,642 | +39.3% |
| 2029 | ~$598,207 | ~$563,015 | ~1.4448% | ~$8,134 | +55.6% |
| 2030 | ~$668,078 | ~$619,317 | ~1.3965% | ~$8,649 | +73.7% |
In 2025, this property's market value of $384,547 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -73% below the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $384,547 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $320,900 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $273,000 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $265,800 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $265,729 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.